Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, total returns.

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +4.32% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

3/10

1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.61km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

16 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

4/10

1.23km from Kovan Mrt Stn (NE13) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

2/10

Rental yield of 2.39% — weak income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 0.91km, far enough that the impact on this project is modest.

Primary schools within 1km: Zhonghua Primary School.

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